Construction Certificate Assessment Report

INTRODUCTION:
This document is an extensive report assessing an application for a Construction
Certificate (CC). The proposed development is the demolition of a Class 1a dwelling
and the construction of a new class 1A residential building and has the required
Development Consent. The plans and specifications do not demonstrate consistent
compliance with the consent. The application for Building approval has been assessed
against the relevant legislative requirements being the Environmental Planning and
Assessment Act 1979, the Environmental Planning and Assessment Regulations 2000,
the Home Building Act 1989. The specified plans and specs of the construction of the
Class 1A dwelling been assessed for compliance with the Building Code of Australia, the
NCC-BCA. A site inspection has been carried out and documented.

Summary of Site Inspection:

An assessment has been carried out on the proposed development being a demolition
of a Class 1a dwelling and the construction of a new class 1A residential dwelling. The
proposed development has the required Development Consent, and the plans and
design of the new class 1a residential dwelling are yet to comply with the conditions of
the consent. The plans and specifications require additional information to be provided,
as well as works to be completed, in order to fully satisfy the relevant regulations and
Acts mentioned above, as well as the Building Code of Australia, the NCCBCA Deemed
to Satisfy pathways to a Construction Certificate, subject to inspections. A site
inspection has been carried out and its findings documented and in not in support of a
construction certificate, until the relevant and necessary conditions have been filled. The
required Building Approval fee has been payed. A payment has been made to the Long
Service Levy Corporation and a Home Building Compensation Fund insurance policy
has been taken out for the build.

Property Details:
77 Western crescent Gladesville, described as lot no. ### DP ####.
15m frontage, 58m length and 894 sqm.
Site is mapped as flood affected and class 5 acid sulphate.
Proposed Development:
The demolition of a Class 1a dwelling and the construction of a new class 1a residential
dwelling.
Class 1a.

Site Inspection Checklist

Application Details

Application Number 123

Application Address 77 western crescent gladesville
Applicant Wajih Zeynoun
Assessing Officer waz

Development Approval Details

Date of Determination xxxx

Any Modifications to the No
Approval
Date Consent will lapse xxxx
Building Classification 1B

Provide legislative requirements for your State:

Correct Application form submitted Yes/No

Adequate information submitted Yes/

Appropriate fees paid (check value of work to ensure that it is accurate) Yes/No

Have any variations been made to the Construction plans which have Yes/No
not been approved on the stamped Development Consent plans? List
variations if any
1) Different sets of approved plans ( one with dunn way, other
with woodburn st- differing locations of alfresco/garage)
trying to distinguish which is correct to assess

Have all of the Development Consent conditions been met? Yes/No

List outstanding condition numbers
Require further information

Condition 1.3.1:
All Approved building plans and specs must be submitted to and stamped by a
Sydney Water Corporation Limited Customer Centre.

condition 1.4.1:
Salinity Report by Network Geotechnics ‘Report Number 10’ must be provided,
and plans and specs must be consistent with and in accordance to said report.

condition 4.2.1/4.2.2:
Retaining wall specs marked on plans must be provided. Design certificates for
stormwater design must be provided.

condition 4.3:
BASIX commitments need to be placed on plans, and consequently must be in
compliance with those polans and specs. BASIX Certification number does not
match.

Condition 5.1.4:
Soil erosion and sediment control plans must be provided.

Conditions 4.1:
All non compliant elements of the structural plans and specs must be revised
to be in accordance with BCA standards (See Full Certificate Checklist for
details).

Site Inspection

Date of Inspection
Is site suitable for the development? Yes/
Has work commenced on the development? Yes /
N

Energy Efficiency Requirements

 Have the Energy Efficiency requirements been indicated on the CC Yes/No
plans?
List the Climate zone BCA Figure 1.1.4 & Table 1.1.2 TBA

Other Fees/Certificates required

Receipt No. Date Amount

HOW Insurance or O/B Permit
Security Deposit
Enforcement Levy
Long Service Levy
Infrastructure Inspection
Water Authority
Structural Engineer Details

Building Code of Australia Check List – Class 1 and 10

Part 1 –
Classification
1.3.2 – Classification of Building 1A

Part 3 – Acceptable Provisions

Clause Requirement summary Comments

3.1 - Site Preparation
3.1.1 Earthworks – excavation/fill/batter
Require survey
3.1.2 Earth retaining structures Require further details

3.1.3 Drainage Requires sediment control plan

3.1.4 Termite Management – AS3660 Only info provided was to provide a termite
system. Require more info

3.2 - Footings and Slabs

3.2 Footings and Slabs Structural engineer non
compliant with internal beams,

3.2.2 Preparation Require survey

3.2.3 Concrete and reinforcement Non compliant

3.2.4 Site classification REQUIRE REPORT 10
Architect notes show class M
some say class A

3.2.5 Footing and slab construction Slab appears to be greater

than 18m requires SL82

Clause Requirement summary Compliance

3.3 Masonry
• Unreinforced Masonry
• Reinforced Masonry
• Masonry Accessories
• Weatherproofing of Masonry
• Masonry Veneer
• Isolated Piers

3.4 Framing Truss roofs detailed on structural, but typical

• Sub floor Ventilation plans show load bearing walls
• Timber AS1684
• Steel AS4600 or AS4100 o
Structural Steel Members o
Corrosion Protection
3.5 Roof and Wall Cladding Different materials on different plans. To be
• Roof Cladding rectified
• Gutters and Downpipes o Space
12m max, 1.2 from valley
• sheet roofing
• roof tiles and shingles
• timber and composite or cladding
• metal or cladding

3.6 Glazing – AS1288, AS2047 Require further info

• Human impact safety
requirements
• Doors
• Windows
• balconies and stairways
• shower screens
3.7 Fire Safety – 90 degree from FSF Require further information in regards to garage
• FRL 60/60/60 within 900mm from on boundary. None noted
boundary or 1.8m from building
• External walls and openings
• Class 10a buildings
• Carport Exemption
• Separating walls
• Rooflights

3.7.2 Smoke alarms – Location & (lighting 1b) noted

3.8.1 Wet areas and external waterproofing To be noted on plans with as codes

3.8.2 Room Heights- habitable 2.4 m complies

3.8.1 Wet areas – AS3740

3.8.2 Room Heights Complies
• Habitable 2.4
• Kitchen and other 2.1
3.8.3 Facilities Complies
• Kitchen sink, cooking facilities etc.
• close washing facilities
• WC door 1.2 clear 3.8.3.3
3.8.4/5 Light and Vent To be noted on plans
• Nat light 10% Nat vent 5%
• Airlock or mechanical vent for WC
leading into kitchen
3.8.6 Sound insulation between dwellings (ie
common walls)

3.8.7 condensation management

Clause Requirement summary Compliance
3.9.1 Stair construction N/A
• 2-18 risers
• 3 winder max per ¼ landing or 6
winders in lieu of each ½ landing
• Non slip
• Landing 750mm min
• Riser & going dimensions - Figure
3.9.1.2 – 2R + G
• Thresholds - no more than 190mm
above the adjoining surface

3.9.2 Barriers and handrails N/A

• Required when 1m above surface
below
• 865mm above stair nosings, and
1m above finished floor level
• No gaps > 125mm.
• Handrails
• Protection of openable windows

Swimming Pool Access N/A

• AS1926
• Swimming Pool water recirculation
systems
3.10 Additional Construction Requirements
• High wind areas
• Earthquake areas
• Flood Hazard areas
3.11 Structural Design Manuals

3.12 Energy Efficiency NEEDS TO BE CONFIRMED

• Building Fabric BASIX NOT TO BE MATCH
• External Glazing
• Building Sealing
• Air Movement
• Services

Summary of Compliance

Does the proposal comply with the requirements of the BCA? Yes/No
 If not provide summary:

Additional Information

Is additional information required to assess CC? DA Conditions/ Plan Y

requirements/ BCA requirements/Insurance etc.
How has the applicant been advised? Date
• Letter/email
• Phone/Counter (indicate person spoken to)

Additional Information Received

Date
received
List outstanding information required
1 ) DBYD
Sydney water tap in, natural gas, integral energy, tele coms as per
condition 1.3.1
3) As per condition 1.4.1 report 10 is missing can not assess
4) BASIX commitments need to be placed on plans, nothing noted
5) BASIX cert. numbers don’t match
6) As per condition 4.2- retaining wall specs required, sediment
control marked on plans, design certificates for stormwater
design

8) Approval for change of rainwater tank position. Placed in 2

different positions on 2 plans
9) Dilapidation report prior to construction
10) Require site survey
 Recommend approval/refusal TBA
Assessment Officer

File Notes/Comments Date

PLEASE PROVIDE FURTHER INFORMATION TO FINALISE ASSESSMENT

Conclusion
In conclusion, the findings of this report determine an assessment of the respective
application for a Construction Certificate as insufficient for approval. The reasons for
primarily a lack of consistency with the conditions of Development Consent. These
reasons are outlined below:

Non Compliance with Conditions of Development consent:

Non compliance with condition 1.3.1:

All Approved building plans and specs must be submitted to and stamped by a Sydney
Water Corporation Limited Customer Centre.

Non compliance with condition 1.4.1:

Salinity Report by Network Geotechnics ‘Report Number 10’ must be provided, and
plans and specs must be consistent with and in accordance to said report.

Non compliance with condition 4.2.1/4.2.2:

Retaining wall specs marked on plans must be provided. Design certificates for
stormwater design must be provided.

Non compliance with condition 4.3:

BASIX commitments need to be placed on plans, and consequently must be in
compliance with those polans and specs. BASIX Certification number does not match.

Non Compliance with Condition 5.1.4:

Soil erosion and sediment control plans must be provided.
Non Compliance with Conditions 4.1:
All non compliant elements of the structural plans and specs must be revised to be in
accordance with BCA standards (See Full Certificate Checklist for details).

Reccomendation:
It is recommended that a Construction Certificate not be granted unless the conditions
outlined in the approved Development Application being DA 16/0001 and any Council
Local Laws which may affect the development are satisfactorily fulfilled.

Waz
Xxxxxx
Xxxxxx
Xxxxxx

15 July 2021

Xxxxxxxxx
xxxxxxxxx
77 western crescent gladesville

Mr Zeynoun Re: Lot 1 No. 77 western crescent gladesville

I regret to inform you that I cannot issue your application for a Construction Certificate,
unless additional information is procured in order to fulfill the conditions set by the
Development Consent. The following list must be provided:

Non compliance with condition 1.3.1:

All Approved building plans and specs must be submitted to and stamped by a Sydney
Water Corporation Limited Customer Centre.

Non compliance with condition 1.4.1:

Salinity Report by Network Geotechnics ‘Report Number 10’ must be provided, and
plans and specs must be consistent with and in accordance to said report.

Non compliance with condition 4.2.1/4.2.2:

Retaining wall specs marked on plans must be provided. Design certificates for
stormwater design must be provided.

Non compliance with condition 4.3:

BASIX commitments need to be placed on plans, and consequently must be in
compliance with those polans and specs. BASIX Certification number does not match.

Non Compliance with Condition 5.1.4:

Soil erosion and sediment control plans must be provided.

Non Compliance with Conditions 4.1:

All non compliant elements of the structural plans and specs must be revised to be in
accordance with BCA standards (I have provided the full report if you need more details:

If you are unclear or unsure as to any of the information relayed, please do not hesitate
to call me on xxxxxxxxx.